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Home My WebLink AboutCSD-15-087 - HPA-2015-V-021 - 71 Ahrens St W Staff Report ��c tl R Community Services Department wmkitchener.ca REPORT TO: Heritage Kitchener DATE OF MEETING: November 3, 2015 SUBMITTED BY: Brandon Sloan, Manager of Long Range & Policy Planning, 519- 741-2200, ext. 7648 PREPARED BY: Sandra Parks, Heritage Planner, 519-741-2200, ext. 7839 WARD(S) INVOLVED: Ward 10 DATE OF REPORT: October 13, 2015 REPORT NO.: CSD-15-087 SUBJECT: Heritage Permit Application HPA-2015-V-021 71 Ahrens Street West Alter Front and Side Fagades Demolish Rear Addition and Construct New Rear Addition RECOMMENDATION: That pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application HPA-2015-V-021 be approved to permit the alteration of the front and side fagades, demolition of the rear addition and construction of a new rear addition at the property municipally addressed as 71 Ahrens Street West, in accordance with the supporting information submitted with the application and subject to the following condition: 1. That the final building permit drawings be reviewed and heritage clearance provided by heritage planning staff prior to the issuance of a building permit. ,.,� �� iii w.m •. d / " 4q<r I Yrkt:. J � � r�� 7�,,� �^'" GAGbatiaP r I 0 T d,` Al ' 3 IIIIIIII.. ". �,�%%��%� °^mn",✓ / j JJ :�G JJ r 1 d ° n a 4 J I I o 01D Ml 3, 63 �,� ,: " `. r •., .m r Location Map: 71 Ahrens Street West 1 - 1 BACKGROUND: The Community Services Department is in receipt of Heritage Permit Application HPA-2015-V- 021 (Appendix `A', attached) which is seeking permission to alter the front and side fagades, demolish the rear addition and construct a new rear addition at the property municipally addressed as 71 Ahrens Street West. A previous owner of this property altered the front fagade in 2014 without the required Heritage Permit. The alterations included: • demolition of the non-original full-width front porch with upper balcony; • removal of the front door and bay window; and • enlargement of the bay window opening. The previous owner was advised that a Heritage Permit was required and he submitted a Heritage Permit application for the previously completed alterations and proposed new alterations. At the February 3, 2015, Committee meeting, Heritage Kitchener recommended the following, which was approved by Council at their March 9, 2015, meeting: That pursuant to Section 42 of the Ontario Heritage Act, Heritage Permit Application HPA-2015-V-001 be approved to permit alterations to the front fagade, including: the previously demolished front porch and upper balcony; the previously removed front door and bay window; the previously enlarged bay window opening; the conversion of two door openings to windows; the conversion of the bay window opening to a door; and, the construction of a single storey porch with shed roof, at the property municipally addressed as 71 Ahrens Street West, in accordance with the supporting information submitted with the application and subject to the following condition: 1. That the final building permit drawings be reviewed and heritage clearance provided by heritage planning staff prior to the issuance of a building permit. i i i r: 1✓�%/ 1�/o � ''o -,i �/ r✓1. �� ?+/c k "�Y t ; y v I ii 71 Ahrens Street West—above at left, 2014 photograph showing alterations carried out without a Heritage Permit—above at right, conceptual photograph of new front porch as recommended by Heritage Kitchener and approved by Council 1 - 2 Before this work could be completed, the property was sold to the present applicant. REPORT: u The subject property is located on the � south side of Ahrens Street West between Young Street and College Street, and across the street from Hibner Park. Located within the Civic Centre Neighbourhood Heritage Conservation y District (CCHCD), it is designated under Part V of the Ontario Heritage Act. The existing single detached dwelling is identified in the District Plan as a Group `B' building of the Berlin Vernacular architectural style. The dwelling was built circa 1895 of buff brick and originally featured a full width porch with an upper balcony. at right - 2006 photograph of ` ' r!F "��n` previously demolished front porch — note it was not original Civic Centre Neighbourhood Heritage Conservation District Plan The CCHCD Plan advises that Group `B' buildings are `fine' examples of defined architectural styles. The work proposed falls under the category "Additions" and "Demolition of building or portion of building", which both require a Heritage Permit and review and recommendation by Heritage Kitchener. Additional work proposed falls under the categories "Additions of a window or door in a new or altered opening" and "Porch/verandah replacement, removal or addition," which both require issuance of a Heritage Permit to carry out the work. 4bM J6, m- r I 9 1 „ lav, !/1 1l fdlIlrfw"krcwoe«ruf.:ar�^rur6.%�'0l r r"�F,r,a ru l '., �uWeH „p ro rrr�"'l(�fw✓b6lwf�� I�dk+!l�r"wn „� ,r,;,y" above - early photograph shows full-width front porch and upper balcony, with Hibner Park in foreground 1 - 3 The District Plan guidelines for "Alterations to the facade of buildings visible from the public realm (typically the front of the house)" suggest, "Where replacement of features (e.g. — doors, windows, trim) is unavoidable, the replacement components should be of the same general style, size, proportions and material whenever possible." The District Plan guidelines for"Additions" suggest they should be: • "sympathetic and complementary in design and, if possible, clearly distinguishable from the original construction by form or detail. The use of traditional materials, finishes and colours rather than exact duplication of form, can provide appropriate transition between additions and original structures"; and • "located away from principal facade of heritage properties, preferably at the rear of the building, to reduce the visual impact on the street." Alter Front and Side Fagades In describing the proposal, the applicant suggests, "Overall, we have approached the renovation to this home as a juxtaposition of contemporary and historic styling. The final solution will breathe new life into the home and allow it to be cared for many years to come, while at the same time respecting the heritage to the home and neighbourhood to ensure that it would appear that the home has been untouched and lovingly maintained." Including items previously approved through Heritage Permit Application HPA-2015-V-001, the present application proposes to (with rationale from architect in parentheses): • construct a new front porch with upper balcony, turned spindles, decorative posts and brackets ("not a replication of the original porch, it is a contextual reflection of porches within the Civic Centre Heritage District. . . a visually lighter solution"); • incorporate a functional door in the main floor front facade bay window opening; • convert the main floor front facade door to a vinyl, double hung window with simulated divided Iites in the same width opening, using salvaged buff brick; • convert the second floor front %�Jt - r facade door to a � � vinyl, double hung window with simulated divided Ir fir/ Iites and window to a door in the same width' openings, using �f/,�� r salvaged buff ✓ %"° r % ' lr iii brick where required ("providing a small seating area on the upper level of the porch '' v to overlook the lovely Hibner Park"); at right, perspective view of proposed new front porch with upper ^ °11� balcony and front facade alterations 1 - 4 • install a new side entry door and side lite on the east facade ("a functional entry point to the home. . . limits internal circulation and maximizes usable area"); • inset and re-clad with horizontal wood slats the main floor section of an existing side gable projection on the east facade ("Given the narrowness of the lot, we needed to assume area within the existing floor plan to the exterior. . . express the interface of the new addition to the historic structure"); • re-clad with horizontal siding the second floor section, add brackets and install a new window in the same size opening ("reflect the detailing of the historic era of the home"); • install a new fixed window in the same size opening on the east facade; r >, r V1� r a r ° rlryy�,��u✓mmNioriiiwrfw; 1 l k- fr above, perspective view of proposed east facade alterations 1 - 5 • lengthen an existing shed dormer on the second floor of the west facade ("provide required headroom in the upstairs bathroom"); • re-clad with horizontal siding; and • install six new windows in the same size openings on the west facade. f , w 1 I q � nay s w i ,l III 1 f i r tr ii r i G� I ; Vrq rl f above, perspective view of proposed west facade alterations Demolition of Rear Addition and Construction of New Rear Addition The application proposes the demolition of the rear addition and construction of a new rear addition approximately 33 cm (13 in.) taller than the original house. The existing addition is clad in white siding, with limited visibility from Ahrens Street West and slightly narrower than the proposed new addition. The east and west facade photographs above and on the previous page illustrate from a perspective view how the proposal will impact the view of the new addition from the street. 1 - 6 The architect explains, "The addition we are proposing to the rear of the home is the same width as the current historic structure, however, it is ever so slightly taller. This form will provide a natural visual separation between the historic home and the contemporary addition. A gable roof form is proposed for the addition. Windows will be limited to the rear elevation providing an unadorned side elevation as a counterpoint to the ornamental and textural historic side elevations." In reviewing the merits of the application, Heritage Planning staff note the following: • the subject property is identified as a Group `B' building in the Civic Centre Neighbourhood Heritage Conservation District and is located directly across the street from Hibner Park; • previous alterations to the front fagade of the structure were carried out without a Heritage Permit and subsequently approved through the Heritage Permit process; • the proposed new half-width front porch with upper balcony is not a reproduction of the original full-width porch, but is compatible with the district; • the conversion of the main floor front fagade bay window will incorporate a functional door; • the east and west fagade alterations will have limited visibility from Ahrens Street West; • in support of the demolition, the existing rear addition is clad in white siding, is not a prominent feature and does not contribute to the heritage character of the district; • the addition, though slightly taller than the original house, is the same width, clearly distinguishable from the original construction, and located away from principal fagade; and, • the alterations, demolition and addition will not detract from the character of the Civic Centre Neighbourhood Heritage Conservation District or the integrity of the Ahrens Street streetscape. In accordance with the Heritage Permit Application form, the approval of an application under the Ontario Heritage Act shall not be a waiver of any of the provisions of any by-law of the City of Kitchener or legislation, including, but not limited to, the requirements of the Ontario Building Code and Zoning By-law. In this regard, staff confirm that a Building Permit is required to alter the front and side fagades, demolish the rear addition and construct a new rear addition, and that the building permit drawings must match the approved heritage permit drawings. In addition, in response to the District Representative's request for additional Zoning information regarding Heritage Permit applications, staff have completed a preliminary review of the proposal against the parking regulations of the Zoning By-law. This review confirms that the subject property does not contain a legal parking space and that there is insufficient land to create a legal parking space that complies with the setback and parking space size regulations of the Zoning By-law. Heritage Planning staff have become aware that the applicant has submitted an application to the Committee of Adjustment for a Minor Variance to allow construction of the addition (supported by staff who review Committee of Adjustment applications) and a front yard parking space (not supported by staff). While the legalization of a parking space is not part of the Heritage Permit application process and a Heritage Permit is not required to install a parking space or widen a driveway, Heritage Planning staff will be providing comments on the Committee of Adjustment application advising that the proposed front yard parking space is not in compliance with the Civic Centre Neighbourhood Heritage Conservation District Plan, specifically section 7.4.4: "The Civic Centre Neighbourhood was developed during a time when the automobile was much less important, and factored into urban design in a much less significant way than it does today. . . There are examples of one, or often two or more vehicles parked in the area that would historically have been lawn. Ideally, there would be no vehicles within these spaces in the study 1 - 7 area, as the prominence of the vehicles in the front yard detracts from the heritage character of the built form, and from the quality of the streetscape in general. "To address parking issues as they relate to the Civic Centre HCD, the following recommendations are made: • Continue to encourage parking to the side or rear lot areas, rather than in front yards or boulevards. • Where parking in the front yard is unavoidable, parking areas should be screened with low hedges or fences. Hard surface area should be kept to a minimum by paving only the area required for tire tracks, rather than the entire parking area. Where possible, permeable types of paving should be employed, such as gravels, or permeable paving stones, to maximize infiltration of stormwater, particularly when in close proximity to mature trees." ALIGNMENT WITH CITY OF KITCHENER STRATEGIC PLAN: The recommendation of this report supports the achievement of the City's strategic vision through the delivery of core service. FINANCIAL IMPLICATIONS: N/A COMMUNITY ENGAGEMENT: INFORM - This report has been posted to the City's website with the agenda in advance of the Heritage Kitchener committee meeting. CONSULT - Heritage Kitchener has been consulted regarding the subject Heritage Permit Application. REVIEWED BY: Leon Bensason, Coordinator, Cultural Heritage Planning ACKNOWLEDGED BY: Alain Pinard, Director of Planning APPENDIX A: Heritage Permit Application HPA-2015-V-021 1 - 8 HERITAGE PERMIT APPLICATION FORM A�ipl�s�tiop No ;, City of Kitchener Community Services Department 0 21l Planning Division, 6'h Floor K,4-a,R. 200 King Street West Kitchener, Ontario N2G 4G7 (519) 741.2426 Nature of Application Exterior Interior ❑ Signage ❑ Demolition New Construction Alteration Ix Relocation ❑ Subject Property Municipal Address: -71 V"e V, Legal Description (if known): Building/Structure Type: Residential ®'"✓y Commercial 0 Industrial ❑ Institutional (l Heritage Designation: Part IV M" Part V(HCD) El'' C j U i c Ge P,-f,/ Is the Subject Property subject to a Heritage Easement or Agreement? Yes ❑ No Property Owner Name: Address: Postal Code: Telephone(Home): Telephone(Work): Fax: E-Mail: Agent(if applicable) Name: Address: Telephone (Home): Telephone (Work): Fax: E-Mail: Written Description Please provide a written description of the project proposal including any conservation methods you plan to use. Provide such detail as materials to be used, measurements, paint colours, decorative details, whether any original building fabric is to be removed or replaced, etc. Use additional pages as required. Please refer to the City of Kitchener Heritage Permit Application Submission Guidelines for further ]ul are. 1 - 9 Review of City of Kitchener Heritage Permit Application Submission Guidelines Descri e why it is necessary to undert,k th pr os d work. ' n e bCio K- (, Describe how the proposal is consistent with the D'art IV individual designating by-law or the Part V He "age Co s ati Di riot Flan. Describe how the proposal is consistent with the Parks Canada Standards and Guidelines for the C nervation f Histo is Pla es in Canada (available at www.pc.gc.ca). Expected Start Date: C ' Expected Completion Date (Day/Month/Year) (Day/MlonthtYear) Have you discussed this work with Heritage Planning Staff? 'H Yes No If yes, who? l ',__ Have you discussed this w rk with the Building division? EKYes ❑ No If yes,who? volt Have you applied for a Building Permit for this work? NrYes ® No Other Related Applications (Build inglPlanning): Application No. Acknowledgement The undersigned' acknowledges that all of the statements contained in documents filed in support of this application shall be deemed part of this application. The undersigned acknowledges that receipt of this application by the City of Kitchener - Planning Division does not guarantee it to be a 'complete' application. The undersigned acknowledges that Council of the City of Kitchener shall determine whether the information submitted forms a complete application. Further review of the application will be undertaken and the owner or agent may be contacted to provide additional information and/or resolve any discrepancies or issues with the application as submitted. (once the application is deemed to be fully complete, the application will be processed and, if necessary, scheduled for the next available Heritage Kitchener Committee and Council meeting. Submission of this application constitutes consent for authorized municipal staff to enter upon the subject property for the purpose of conducting site visits, including photographs, which are necessary for 1 - 10 the evaluation of this application. The undersigned acknowledges that where an agent has been identified, the municipality is authorized but not required to contact this person in lieu of the owner and this person is authorized to act on behalf of the owner for all matters respecting the application. The undersigned agrees that the proposed work shall be done in accordance with this application and understands that the approval of this application under the Ontario Heritage Act shall not be a waiver of any of the provisions of any by-law of the City of Kitchener or legislation including but not limited to the requirements of the Building Code and the Zoning By-law. The undersigned acknowledges that in the event this application is approved, any departure from the conditions imposed by the Council of the City of Kitchener or from the plans or specifications approved by the Council of the City of Kitchener is prohibited and could result in a fine being imposed or imprisonment as,providefr,,f�6qder the Ontario Heritage Act. Signature of Owner/Agent:. Date: Signature of Owner/Agent: Date: Authorization if this application is being made by an agent/solicitor on behalf of the property owner, the following authorization must be completed: I I We, owner of the land that is subject of this application, hereby authorize to act on my/our behalf in this regard. Signature of Owner: Date: Signature of Owner: Date: The personal information on this form is collected under the legal authority of Section 33(2), Section 42(2), and Section 42(2,2) of the Ontario Heritage Act. The information will be used for the purposes of administering the heritage permit application and ensuring appropriate service of notice of receipt under Section 33(3) and Section 42(3) of the Ontario Heritage Act. If you have any questions about this collection of personal information, please contact the Manager of Corporate Records, Legislated Services Division, City of Kitchener(519-741-2769). SEE �"gg" o"gggag g�Fyn "g,rr r: "E'VER/M ................. gg o%a�g� go rr r f r!rcf fr,l 111003 10 211140' )m�g0up"�g"'m(glK, N 31 V/ ma 0 "N 31�)))))"'M 011 N lime MEN I r / llc��yy p � Lwrlso q i M Wi architects inc. T&& Kuf� Ovu Heruv-je pef- � Pr6U'f. Pro ecl~Na: 71 Akwe."Sf. WW- 1.5071. Kut4t4%elr, Un4v—r r° The approach we have taken for the renovation to 71 Ahrens Street is one of contextual reference, Although our proposal for the re-Instatement of the front porch is not a replication of the original porch, it is a contextual reflection of porches within the Civic Centre Heritage District.We have taken this approach to provide a visually lighter solution to allow a more appropriate scale for this petite, but significant, home. The lighter porch also provides more daylight into the home, while at the same time presenting a welcoming gesture to the street and also providing a small seating area on the upper level of the porch to overlook the lovely Hibner Park. In order to make the solution functional in nature,we have configured the plan of the home to present the dining area to the street. We have maintained the position of the original stair from the main floor to the upper floor and basement.. The current location of the door from the second floor to the porch will be traded with the adjacent window. The window opening will be extended downward to allow for the insertion of the said door. The current doer opening will be infilled to provide an opening the size of the current window opening. The overall appearance from the street upon completion of the renovation will present a solution that many will assume was always the case. The addition we are proposing to the rear of the home is the same width as the current historic structure, however, it is ever so slightly taller. This form will provide a natural visual separation between the historic home and the contemporary addition. A gable roof form is proposed for the addition. Windows will be limited to the rear elevation providing an unadorned side elevation as a counterpoint to the ornamented and textural historic side elevations. We have introduced a side entry door to provide a functional entry point to the home. The side entry point limits internal circulation and maximizes usable area. The kitchen is placed central to the plan with the living area to the rear, and as stated previously, the dining area to the front. The introduction of the side entry door provides an opportunity to express the interface of the new addition to the historic structure. In so doing, we have removed the lower section of an existing side projection. Given the narrowness of the lot, we needed to assume area within the existing floor plan to the exterior. We have re-modeled the projecting bay to again reflect the detailing of the historic era of the home. One final modification to the existing home was to lengthen an existing shed dormer on the west side of the upper floor. This was necessary to provide required headroom in the upstairs bathroom. Overall, we have approached the renovation to this home as a juxtaposition of contemporary and historic styling. 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